315 E Main St · Earlington, KY 42410

$120,000

5 bd · 2.0 ba · 3,468 sqft · SingleFamily public records · 27 Days on market

Built 1905 7.00 ac lot

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +25.4/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• Appreciation +5.9/10.0
• Livability +3.5/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Huge foyer with beautiful stained staircase, lots of wide detailed casing, base, woodwork & doors. This 5 bdr 2 bath home has parlor, LR, kitchen-dining-family room, plus separate UR. This home has large covered front porch and blacktopped circular drive. Lots of storage on 3rd level or great hobby room. This home is listed as historic site in Ky. If you are looking for a home with lots of history this home is a must see! Home has its own name and is known as OAKMOOR.

Key facts

• Extensive renovation
• Palladian windows
• 7 acre lot

Tags

• HISTORIC HOME
• COLONIAL REVIVAL
• 7 ACRE LOT
• EXTENSIVE RENOVATION
• TUSCAN COLUMNS
• PALLADIAN WINDOWS

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $275 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#175 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A-; Watch: amenities F, commute F, employment D-.
• Hopkins County (town): math 27% / reading 43% proficiency, ranked #65 of 165 in KY (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 8 active listings in the ZIP; 122 units permitted in Hopkins County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($830 loan paydown + $2k appreciation (1.9% local appreciation)).
• Hopkins County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.9% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $98k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $118,200 (1.5% below list)

Questions for the listing agent

1. Built in 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
4. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
5. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.09% ✓
• Cap rate: 9.04%
• Cash-on-cash: 9.80%
• DSCR: 1.44
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $728,280
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 W Highland Park	0.38mi	4/4.0 (-1)	3,239 (-7%)	2mo	$680,000	$210	57

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.85% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.8%
• Equity multiple: 1.74×
• Total profit: $24,768
• Equity at exit: $46,352

10-year hold

• IRR: 16.5%
• Equity multiple: 3.17×
• Total profit: $72,983
• Equity at exit: $66,003

Cash invested: $33,600 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 83 Strongly Landlord-Friendly
• State Kentucky: 83 Strongly Landlord-Friendly · R+16
• County: — inherits STATE
• City: — inherits STATE

7-day pay-or-quit (URLTA cities); generally landlord-friendly.

Methodology + full state rankings →

ZIP-level market 42410

• Home prices YoY: 2.1%
• Active inventory: 8
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,309 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$81 /mo · $968/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $275

Break-even live

Break-even rent $962

Max offer price $120,000

Occupancy floor 74%

Sensitivity live

Price	-10% $342	-5% $308	+0% $275	+5% $241	+10% $207
Rent	-10% $171	-5% $223	+0% $275	+5% $326	+10% $378
Rate	-1.0pp $335	-0.5pp $305	base $275	+0.5pp $243	+1.0pp $212

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-04-24
   status Pending
2. 2026-04-01
   status Active
3. 2025-10-18
   status Pending
4. 2025-10-14
   listed $120,000 Active
5. 2020-09-01
   soldstatus $97,500 479-char remark

   Show marketing remark (479 chars)

   Huge foyer with beautiful stained staircase, lots of wide detailed casing, base, woodwork & doors. This 5 bdr 2 bath home has parlor, LR, kitchen-dining-family room, plus separate UR. This home has large covered front porch and blacktopped circular drive. Lots of storage on 3rd level or great hobby room. This home is listed as historic site in Ky. If you are looking for a home with lots of history this home is a must see! Home has its own name and is known as OAKMOOR.

6. 1974-07-01
   soldstatus $30,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast KY · Resets to sale price

• Current annual tax: $968 · $81/mo
• Projected year-2 tax: $1,032 · $86/mo
• Expected delta: +$64/yr (+$5/mo · 6.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $15,714
• − Mortgage interest: −$6,722
• − Property taxes: −$968
• − Insurance: −$600
• − Repairs & maintenance: −$1,257
• − Management: −$1,257
• − Depreciation: −$3,491
• Taxable income: $1,419
• Est. tax owed @ 24.0%: −$340
• After-tax cash flow: $2,954/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Hopkins County
• NCES district ID: 2102860
• Math proficiency: 27% ▼ -23.00%
• Reading proficiency: 43% ▼ -17.00%
• Median HH income: $42,436
• Composite: 29.56/100
• National rank: #6488
• State rank: #65 of 165 in KY

Livability — Earlington

• Score: 69/100
• State rank: #175
• US rank: #8758

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment D- Housing A- Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Earlington, KY
• City population: 1,113
• Population (ZIP): 1,113

Population outlook (Hopkins County) Hauer SSP2

• Today (2025): 45,164 people
• By 2030: 44,083 · -2.4%
• By 2040: 41,650 · -7.8%
• By 2050: 39,303 · -13.0%
• By 2075: 34,567 · -23.5%
• By 2100: 29,476 · -34.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Black 24% Asian 2% Two or more races 2%
• Common ancestry: Italian 7% Slovak 2% Serbian 1%
• Foreign-born: 2%

Political lean MEDSL · Hopkins

• 2024 margin: Solid R (+50.9) · D 23.9% · R 74.8% · Other 1.2%
• 2008→2024 swing: -26.0pp toward R · 2008: -24.9pp · 2024: -50.9pp
• All cycles: 2024: R+50.9 2020: R+48.0 2016: R+54.0 2012: R+39.9 2008: R+24.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.85%
• Current HPI: 87.8854
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.81%
• F500 in state: 4

Industry mix (Fortune 500 HQ in KY)

Industry	F500 HQs	Revenue
▸Healthcare	1	$118B
▸Food / Beverage	1	$7B

Price history

+300.0% since first listed

6 events — show timeline

• 2026-04-24 Pending — MHCBOR
• 2026-04-01 Relisted — MHCBOR
• 2025-10-18 Pending — MHCBOR
• 2025-10-14 Listed $120,000 MHCBOR
• 2020-09-01 Sold (MLS) $97,500 MHCBOR
• 1974-07-01 Sold (Public Records) $30,000 Public Records

Property tax history

+7.8%/yr

Latest (2025): $968 · -0.1% YoY. Source: county tax records.